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HomeMy WebLinkAboutMinutes - 01/21/2015 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes January 21, 2015 Chairman Strach called the January 21, 2015 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Bromley, Nadeau, Doherty, Sobotta, Strach, and Thacker. Absent: Vallez. Also in attendance were: Director of Economic Development Martin, City Attorney Cahill and Planning and Zoning Secretary Wolf. No one signed in to speak during Public Input. Approval of Minutes Motion by Nadeau, seconded by Doherty, to approve the minutes of the Planning and Zoning Commission Meeting as presented: December 10, 2014, regularly scheduled meeting. Voting Aye: Bromley, Nadeau, Sobotta, Doherty, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez. Motion carried 6-0. Continuation of Public Hearing: Jeffrey Scott Hunt File No. Z-845 620 S. Illinois Route 31, Units 6B and 8 Use Variance to allow construction of a medical cannabis dispensary under the Compassionate use of Medical Cannabis Pilot Program Act and any other Variances required to effectuate the aforementioned request Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No Z-845 an application for a Use Variance to allow construction of a medical cannabis dispensary under the Compassionate use of Medical Cannabis Pilot Program Act and any other Variances required to effectuate the aforementioned request on the subject property as submitted by Jeffrey Scott Hunt for the property located at 620 S. Illinois Route 31, Units 6B and 8, in the City of McHenry. Chairman Strach stated the applicant failed to appear for tonight’s hearing. Director of Economic Development Martin stated if the applicant wants to reapply a new application would need to be submitted and all public notice would need to be repeated for that public hearing process. Chairman Strach asked for a motion to close the public hearing. Motion by Thacker, seconded by Nadeau, to close the public hearing for file Z-845. Voting Aye: Bromley, Nadeau, Doherty, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez. Planning and Zoning Commission January 21, 2015 Page 2 Motion carried 6-0. Chairman Strach closed the Public Hearing regarding File No. Z-845 at 7:37 p.m. File No. Z-850 Preliminary and Final Plat of Resubdivision Justen Funeral Home (Three-lot subdivision) In attendance was Jonah Hetland, 4015 80th St., Kenosha, WI, who was acting on behalf of Bear Development regarding the resubdivision of the Justen Funeral Home three-lot subdivision. He is asking for preliminary and final approval of the subdivision plat for Justen Funeral Home. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter, stating the applicant is proposing to resubdivide Lot 2 of the Justen Funeral Home Subdivision, which consists of approximately 3.676 acres and is zoned C-3. On April 17, 2014 the Planning and Zoning Commission recommended approval of the Preliminary and Final Plat of Justen Funeral Home Subdivision, which included approximately 8.3 acres and two lots. Subsequently, at their May 5, 2014 meeting the City Council approved the preliminary and final plats. This proposal is the resubdivision of Lot 2 of that subdivision and is owned by Bear Development and is not a part of the Justen Funeral Home. Proposed Lot 1 is the location of the 10,000 square-foot Veteran’s Assistance medical office building currently under construction and anticipated to be completed in early spring of this year. Proposed Lot 2 and Lot 3 will be developed in the future. The proposed plat incorporates all the easements of the originally approved Justen Funeral Home subdivision plat in addition to easements for servicing all three proposed lots with water, sewer, gas and electric, as well as to accommodate cross access and drainage. There will be no additional direct access to Municipal Drive and as stipulated on the approved plat of Justen Funeral Home Subdivision and reiterated on the proposed plat the full access onto Municipal Drive from the VA site (located between proposed Lots 1 and Lot 2) will be reconstructed to a right-in/right-out within five years of the Knox Drive improvements being completed or the City’s issuance of a certificate of occupancy for a building on proposed Lots 2 or 3. The construction of Knox Drive will occur this year contemporaneously with the improvements to the Bull Valley/Charles Miller Road/Route 31 intersection improvements, which are currently underway. Staff required the detention and drainage easement provisions on the previously-approved plat be included on the proposed plat, and will place a condition on the approval that the new plat must comply with any existing agreements, including the stormwater maintenance agreement and covenants with Lot 1 of the Justen Funeral Home Subdivision. Director of Economic Development Martin stated Staff has reviewed the plat and it is in substantial conformance with the requirements set forth in the subdivision control and development ordinance. Engineering for proposed Lots 2 and 3 will be reviewed when those lots are developed. He further stated Staff recommends approval of the Final Plat of Resubdivision of Justen Funeral Home Subdivision with the following conditions: • Compliance with comments by the city engineer; • Plat is recorded within six months of City Council approval by ordinance; Planning and Zoning Commission January 21, 2015 Page 3 • Compliance with the engineering plans previously approved by the city engineer pertaining to the development of the VA site (proposed Lot 1); • Any existing private covenants and/or agreements developed and previously-agreed to by the applicant and owner of Lot 1 of The Final Plat of Subdivision Justen Funeral Home be amended to reflect and include all property encompassed by the Final Plat of Resubdivision of Justen Funeral Home Subdivision; • A memorandum for recording, referencing the existing Stormwater maintenance and any other agreements, as well as any private covenants, be recorded against proposed Lots 1, 2 and 3 of the Final Plat of Resubdivision of Justen Funeral Home Subdivision, contemporaneously with the recordation of the Final Plat of Resubdivision of Justen Funeral Home Subdivision; • New covenants, conditions and restrictions pertaining to lots included in the Final Plat of Resubdivision of Justen Funeral Home Subdivision be submitted to the City for review and approval and recorded against proposed Lots 1, 2 and 3 prior to issuance of a building permit on proposed Lot 2 or 3 of the Final Plat of Resubdivision of Justen Funeral Home Subdivision. Director of Economic Development Martin stated he would like to add to the conditions that the applicant include a blanket cross access easement for Lots 1, 2, and 3 of this proposed resubdivision be depicted on page 1 of the plat. By doing this if Knox Drive would not be constructed Lot 3 could still be accessed from Municipal Drive. Commissioner Strach opened the floor to questions from the commissioners. Commissioner Nadeau inquired if there are any solid plans in place for the occupation of the property. Mr. Hetland replied there are not yet but when this task is completed they will begin doing some preliminary marketing layouts for Lots 2 and 3 so they can start soliciting users for the parcels. Commissioner Doherty asked Director of Economic Development Martin to describe where all the accesses are for the lots. Mr. Martin gave a full description of all accesses to all of the lots in the subdivision. Commissioner Nadeau inquired if there is a need to worry about stormwater and detention when any new building starts. Director of Economic Development Martin stated the original building now under construction was engineered and there is a stormwater management easement agreement in place. When proposed lots 2 and 3 each come before the City for construction, they will have to submit engineering for those lots. This proposed plat contains easements that will facilitate the conveyance of stormwater from Knox Drive to the pond but grading to conform to the pond will be done when the permits are submitted for the lots. Mr. Hetland stated he designed a preliminary layout for the entire site and sized the pond accordingly. The pond itself is built large enough to accommodate full use of all 3 lots. Commissioner Doherty asked if most of the developments Bear does are medical in nature. Mr. Hetland stated they have nothing specific in mind yet but foresee some sort of office space. He stated they will take it to the market and try to get a tenant for office or medical use on lot 2 and possibly food or retail use on lot 3. No one signed in for input to Public Comment. Planning and Zoning Commission January 21, 2015 Page 4 Motion by Nadeau, seconded by Sobotta, to recommend to City Council that the final plat of subdivision for Justen Funeral Home be approved subject to the following conditions, as amended: • Compliance with comments by the city engineer; • Plat is recorded within six months of City Council approval by ordinance; • Compliance with the engineering plans previously approved by the city engineer pertaining to the development of the VA site (proposed Lot 1); • Any existing private covenants and/or agreements developed and previously-agreed to by the applicant and owner of Lot 1 of The Final Plat of Subdivision Justen Funeral Home be amended to reflect and include all property encompassed by the Final Plat of Resubdivision of Justen Funeral Home Subdivision; • A memorandum for recording, referencing the existing Stormwater maintenance and any other agreements, as well as any private covenants, be recorded against proposed Lots 1, 2 and 3 of the Final Plat of Resubdivision of Justen Funeral Home Subdivision, contemporaneously with the recordation of the Final Plat of Resubdivision of Justen Funeral Home Subdivision; • New covenants, conditions and restrictions pertaining to lots included in the Final Plat of Resubdivision of Justen Funeral Home Subdivision be submitted to the City for review and approval and recorded against proposed Lots 1, 2 and 3 prior to issuance of a building permit on proposed Lot 2 or 3 of the Final Plat of Resubdivision of Justen Funeral Home Subdivision. • Blanket cross access easement for Lots 1, 2, and 3 of this proposed resubdivision must be depicted on page 1 of the plat. Voting Aye: Bromley, Doherty, Nadeau, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez. Motion carried 6-0. Chairman Strach recused himself from the hearings at 7:46 p.m. Commissioner Thacker proceeded as Chairman. Continuation of Public Hearing: White Oaks of McHenry, LLC File No. Z-848 4605 W. Crystal Lake Rd. (currently unincorporated) Zoning Map Amendment to C-2 Neighborhood Commercial upon annexation to the City of McHenry; Conditional Use Permit to allow an Institutional use; and any other variances required to allow the construction of a memory care facility Acting Commissioner Thacker disclosed the property owners to the immediate North of the said property are his relatives but stated he would be totally objective in regard to this hearing. Acting Chairman Thacker called the Public Hearing to order at 7:50 p.m. regarding File No Z-848 an application for a Zoning Map Amendment to C-2 Neighborhood Commercial upon annexation to the City of McHenry; Conditional Use Permit to allow an Institutional use; and any other variances required to allow the construction of a memory care facility on the subject property as submitted by White Oaks of Planning and Zoning Commission January 21, 2015 Page 5 McHenry, LLC, for the property located at 4605 W. Crystal Lake Rd., currently in unincorporated McHenry County, and consists of approximately 4 acres. Acting Chairman Thacker stated Notice of the Public Hearing was published in the Northwest Herald on November 24, 2014. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office. In attendance were: Attorney Bernard Citron, 55 E. Monroe St., Chicago, IL 60602 Rick Banas, Vice President, BMA Management, 535 E. North St., Bradley, IL 60915 Steven Barron, Owner, Barron Development LLC, 5000 W. Roosevelt Rd., Chicago, IL 60644 (as well as being the owner of Heritage Woods, adjoining property) Mike Jerabek, Worn Jerabek Wiltse Architects, 212 W. Superior, Chicago, IL 60654 Glen Eriksson, Civil Engineer, Eriksson Engineering, 145 Commerce Dr., Grayslake, IL 60030 All were sworn in by Acting Chairman Thacker. Attorney Citron provided a summary of the request before the Commission at this hearing stating White Oaks is related to the Heritage Woods project in that they are hoping to finish off a senior campus with the addition of White Oaks. Heritage is a successful supportive living facility (SLF) program providing reasonably priced residential care for seniors. This project would be phase 2 due to the chronic need for residential memory care in the area. Attorney Citron explained adults (seniors) with basically no major health issues but with memory issues have trouble with day to day tasks and need help with residential living in the state of Illinois. The property became available and Mr. Barron put together this project, which is an adjunct to the neighboring project providing a synergy with operations (the same office management can operate both facilities) and it ties the two properties together and changes the ingress and egress of Heritage Woods for safer access at the traffic light. Heritage Woods was the first SLF in McHenry County. This would be one of a few other memory care facilities but there is a high need for them. The traffic study shows there will be no traffic impact. Staff comes and goes in off-peak traffic hours, the residents do not drive, and visitors come and go in non-peak traffic hours. Attorney Citron invited Mr. Jeribek to explain the site plan and the project. Mr. Jeribek stated the proposed site chosen is a 200’wide 800’ deep site on which they are planning to build a one story 37000 sq ft facility that will house 40 resident units, of which 8 are double suites, with a maximum occupancy of 48. It would be a continuum care campus with the existing vehicular entry point to Heritage Woods being modified to a right/in, right/out entrance and all traffic would be redirected to a new entrance at the traffic light which allows for safer traffic flow. This is a state of the art facility specially designed specifically for memory care. The interior design is expected to depict four households of ten units each. Each of the households would have its own living and eating area and each would have its own access to a secure outdoor courtyard area, enhancing residents’ lifestyle. There is a drop-off drive and a parking lot area as well as an access lane servicing loading and fire exits. The building is setback 250’ from Crystal Lake Road and is a low impact development in terms of traffic, parking, and loading demands. Mr. Banas with BMA Management identified himself as part of the current management company for Heritage Woods. He stated they are the largest provider of assisted living in the state and they manage close to 40 communities around the state. Two of the closest that are similar to White Oaks are at Planning and Zoning Commission January 21, 2015 Page 6 Heritage Woods of South Elgin and another that is about a half mile away. Attorney Citron asked Mr. Banas to describe why they want to run this type of facility at this location and to summarize security at the facility. Mr. Banas stated there is a tremendous need in the area for this type of facility. He further stated that close to 50% of our senior population has some form of dementia and they are in need of a secure environment and specially trained staff. This facility is designed around the needs of these individuals. It is licensed by the Illinois Department of Public Health and is not a skilled care nursing home. Residents are provided with daily living assistance only and essentially no medical assistance. The facility will offer less in the way of physical assistance but more in the way of direction to group activities and direction when residents become confused. Attorney Citron stated it is a secure facility and there is no concern about residents leaving and injuring themselves. Mr. Banas explained the design of the front door is disguised and their real view from each of the 4 households is of a secure enclosed courtyard area, the doors of which are designed to alert staff when they are opened allowing for an immediate response. It is important for residents and family members to be a part of the community for visitation ease and families are built into the service plan that is provided. Staff is on duty 24 hours a day, 7 days a week and family can visit day and night. Mr. Eriksson gave a brief synopsis of the engineering, utilities, stormwater drainage and site access. He stated everything is conformed to city standards. The only engineering that is of issue presently is city staff recommended not having a striped traffic island but rather preferred a landscaped, curbed island. Mr. Eriksson further stated due to the patterns of drivers making left turns who tend to look for physical barriers and then go past that barrier as a median, they do not recommend a curbed island which might misdirect people visually and would prefer to leave the striped island which is more typical of what is seen in most public roadways. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the building proposed on the subject property immediately to the north of the Heritage Woods site and currently located in unincorporated McHenry County is a memory care facility which would serve people with Alzheimer’s or Dementia. The proposed facility could accommodate a maximum of 48 residents. The building proposed is a one-story structure. The applicant is requesting a zoning map amendment to C-2 Neighborhood Commercial upon annexation to the City and a conditional use to allow an institutional use on the subject property. The State of Illinois administers a program that encourages the development of SLF’s, which are affordable assisted-living apartment style developments that provide personal care and services to its residents. SLF residents require assistance with the activities of daily living such as meals, personal care, laundry, medication, etc. in order to qualify for residence. The facility is staffed 24 hours a day. Because of assistance from the State, SLF’s are a more affordable alternative to other types of assisted living facilities. Several years ago in 2006 the City undertook a Sub-area plan on Crystal Lake Road and the City’s Comprehensive Plan designates the subject property as low-density residential, and the Crystal Lake Sub-Area Plan designates the subject property as commercial. The subject property is zoned A-1 agricultural and R-2 two family residential in unincorporated McHenry County and has a one-story single family dwelling constructed approximately in the early 1950’s with two accessory structures. Currently the house is vacant. Planning and Zoning Commission January 21, 2015 Page 7 The Planning and Zoning Commission considered an application for the Heritage Woods Facility submitted on April 21, 2005. At the February 13, 2006 City Council meeting the Council entered into an annexation agreement, annexed the property immediately to the south of the subject property, and approved a zoning map amendment to RM-2 High Density Multi-Family Residential District and a Conditional Use Permit to allow the construction of the supportive living facility (Heritage Woods). The proposed project was scheduled to be heard by the Planning and Zoning Commission at its December 10, 2014 meeting, however it was continued because the developer was finalizing plans for stormwater detention. Since the December 10 meeting the developer has finalized their plans for stormwater and as result submitted revised site and landscape plans. The remainder of the application remains the same. The major change to the site and landscape plans is the proposed building has been shifted approximately 20-25’ to the east and about five feet to the south. Director of Economic Development Martin stated regarding the Zoning Map Amendment, the character of the area near the subject property consists of a mixture of land uses, with single-family residential, institutional, governmental and service-oriented uses, and commercial uses. Staff is recommending the subject property be rezoned to C-2 Neighborhood Commercial District upon annexation, described below, for the following reasons: proposed use is a commercial use as opposed to a multi-family (individual apartment style) use; commercial designation is consistent with the Crystal Lake Road Sub-Area Plan which had not been adopted by the City Council when Heritage Woods was annexed into the City, institutional uses such as the one being proposed are conditional uses in all commercial zoning districts and the Marathon fueling station and United States Post Office abutting the subject property to the west across Crystal Lake Road are zoned C-2. The proposed development incorporates many of the objectives and policies relating to the proposed zoning map amendment including: • Proposed building elevation is compatible with surrounding area and resembles a residential- style building • Roof Peak on all elevations is approximately 23’-single-family homes are limited to 35’ and multi-family buildings are limited to 40’ in accordance with the City’s zoning ordinance • Proposed use will be compatible near adjacent single-family homes and is appropriate with uses in surrounding area • Proposed use will consolidate two lots into one zoning lot • Integrity of Cold Springs Park is maintained as well as aesthetics of surrounding area Staff believes the proposed zoning map amendment to C-2 satisfies the approval criteria required in Table 33 and thus supports the requested zoning map amendment. Director of Economic Development Martin further stated regarding Conditional Use Permit the petitioner is requesting a conditional use permit to allow an institutional use, specifically a memory care facility to serve people with Alzheimer’s or Dementia. Staff does not believe there will be adverse impacts to abutting properties or the surrounding area, and the proposed use and architecture of the building are compatible with the character of the neighborhood. A traffic study was completed and the proposed use will have an extremely minimal Planning and Zoning Commission January 21, 2015 Page 8 impact, as far as additional traffic to the surrounding roadways. The 25 parking spaces included in the plan more than meets the parking requirement needed. Additionally, the following improvements are consistent with the land use and transportation objectives of the Crystal Lake Road Sub-Area Plan, as well as the development policies: • Sidewalk will be provided along Crystal Lake Road frontage • Developer will be relocating traffic signal standards and completing improvements so subject property will align with traffic signal at Royal Drive and Crystal Lake Road • Heritage Woods site will have access to the traffic signal • The right hand turn lane currently servicing Heritage Woods will be extended to service the subject property • The existing full ingress/egress at the Heritage Woods site will be reconfigured to be right- in/right-out only due to the cross access with the subject property and access to the traffic signal at Royal Drive and Crystal Lake Road • Future access easement is being required abutting property north of subject property so there will be future access to the traffic signal for properties north of the subject property Staff has looked at the plans and are fine with a striped island rather than a landscaped island installed in the driveway and recommend the original suggested condition of a landscaped island be removed. Staff believes the proposed conditional use permit satisfies the approval criteria outlined in Table 31 and thus staff supports the requested conditional use permit. Director of Economic Development stated that Staff’s full recommendation is: Approval of a Zoning Map Amendment to C-2 Neighborhood Commercial upon annexation to the City of McHenry. Staff finds that the requirements in Tables 33 (Zoning Map Amendments) of the Zoning Ordinance have been met; and Approval of a Conditional Use Permit to allow an Institutional Use on the Subject Property subject to the following conditions: • Compliance with comments by the City Engineer; • A truck turning detail should be added to the plan, submitted as part of engineering and building permit review, to ensure fire trucks will be capable of turning around at the hammer head at the east end of the building; • Plat of easement shall be prepared and submitted by developer to encompass the public water main, hydrants and other water-related appurtenances, blanket easement for stormwater management (detention area) and blanket cross access easement for vehicular traffic from north and south should also be included on plat of easement; Plat shall be recorded prior to issuance of building permit on subject property; • Plat of dedication shall be prepared and submitted for right-of-way dedication along Crystal Lake Road to mirror roadway dedication of property to south and to accommodate north-south sidewalk on Crystal Lake Road along subject property and for extension of right-hand turn lane into subject property; Plat shall be recorded prior to issuance of building permit on subject property; Planning and Zoning Commission January 21, 2015 Page 9 • Conversion of full access from Crystal Lake Road to Heritage Woods site to right-in/right-out only, in addition to the paving of the 25’ wide driveway (form Heritage Woods site) to facilitate interconnection with subject property shall be done contemporaneously with off-site roadway improvements to Crystal Lake Road, construction of full access onto Crystal Lake from subject property and realignment of traffic signal; all aforementioned improvements shall be completed prior to issuance of certificate of occupancy on subject property; • A tree survey shall be submitted, as part of engineering and building permit review, prior to removal of any trees on-site; • Landmark Commission approval shall be required prior to demolition of any structures on subject property; • Privately-maintained sidewalk extensions shall be installed from subject property to Crystal Lake Road on each side of the proposed driveway on the subject property; extensions would be perpendicular to the sidewalk along Crystal Lake Road for people desiring to cross Crystal Lake Road at its intersection with Royal Drive; improvements shall be completed prior to issuance of a certificate of occupancy on the subject property. • Subject property is developed in substantial conformance with the architectural rendering prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 consisting of one page; site plan prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 with a latest revision date of January 8, 2015 consisting of one page; landscape plan prepared by Laflin Design Group dated October 31, 2014 and an issue date of January 8, 2015 consisting of two pages and building elevations prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 with a latest revision date of October 24, 2014 consisting of two pages; • Successful negotiation and approval by the City Council of an annexation agreement with the City of McHenry (addressing such issues as off-site road improvements, traffic signal relocation, etc.); • Any Variances required to allow the construction of a memory care facility which will provide twenty-four hour care for individuals with Alzheimer’s or Dementia. Staff finds that the requirements in Tables 31 (Conditional Use Permits) of the Zoning Ordinance have been met. Acting Chairman Thacker invited questions and/or comments from the Commission. Commissioner Nadeau inquired how many staff members are proposed and where staff will park. Mr. Banas responded that on each shift the staff/resident ratio will be approximately 8-10 residents to 1 staff member. They will be utilizing administration from Heritage Woods (including food service). Overall there will be CNA’s and registered nurses and dietary aides and housekeepers which total about 12-15 additional staff members. Employees will not use public visitor parking but rather will park close to their entrance with department heads primarily using parking behind the Heritage Woods building. Director of Economic Development Martin stated the proposed parking requirement is clearly met on the proposed plans. Commissioner Nadeau asked for an explanation of the security/fencing being used. Attorney Citron provided an explanation stating outside security fencing would convey too much of an institutional use and the security features are mostly interior and utilizing alarmed doors and ample staffing. From the interior, the resident’s view of the outdoors will primarily be of their secure fenced courtyards and the courtyard fences are proposed to be 8’ in height. Planning and Zoning Commission January 21, 2015 Page 10 Commissioner Thacker inquired if staff will be present in each of the 4 households of the facility. Mr. Banas replied staff will be present in each household on a 24/7 basis. They will have visual contact in all general areas of each household and all apartments enter into shared living space not into separated corridors. Nights are the least populated but more staff will be on duty than is found in typical supportive living facilities due to the residents’ activity and dementia leading to more chance of activity during the night. Director of Economic Development Martin stated there will be a maximum of 48 residents in the facility with at least 3 staff members available on the 3rd shift. Mr. Banas confirmed that Heritage Woods has approximately 100 residents with 4-5 staff members available on the 3rd shift, as a comparison. Mr. Banas further explained they manage many other facilities and follow state regulations for staffing. The design proposed is based on the success of operations and resident satisfaction at other facilities. They are providing a much more conducive environment to residents with dementia to walk out into the shared living space in their individual households with this design. Discussion ensued regarding fire safety, lighting and the fencing being used. It was stated all fire safety regulations will be strictly adhered to. Director of Economic Development Martin stated the City has met with the fire district and their staff will have a final say on the fire safety regulations when permits are submitted. Lighting will meet requirements for service and emergency lighting – there will be no pole lights. A fence will be added along part of the north property line as screening for the neighboring parking lot and to screen the parking lot lights. Commissioner Thacker asked for an explanation of the cross access easement that is proposed to the north. Mr. Eriksson stated the easement is there on paper only if the property to the north redevelops so they would have access to the traffic light. This way in the future access has already been granted. He stated they are not required to actually build the driveway but to provide the land and the connection. Director of Economic Development Martin stated it is not a road and is basically a driveway. Commissioner Nadeau asked if a second sign would be needed. Mr. Barron stated they will add a second sign. Acting Chairman Thacker opened the floor to questions and comments from the audience. Mr. Scott Curry, 5802 Amherst Ct., McHenry was sworn in by Acting Chairman Thacker prior to addressing the Commission. Mr. Curry stated he was speaking as a resident and concurred that this facility is a need for all communities that needs to be filled and he hopes there is a possibility in the future for expansion. He further stated this is a great project and staff appears to have gone through the details at great length. As a resident, he had no prior knowledge of this until tonight and he fully supports this project. Director of Economic Development Martin asked Mr. Barron how they determined 48 residents to be the right amount for this facility. Mr. Barron stated they need a certain amount of residents to be economically feasible. They did extended research on companion suites vs. single occupancy rooms and wanted to be located next to Heritage Woods but not be overly huge so as to overcome the space. They wanted a facility that was the best practice based on their other facilities. This facility was designed for the site and access and safety. From an operational standpoint with memory care, increments of 8 are most efficient. Nobody has ever left the Heritage Woods SLF in the 8 years it has been in operation. Planning and Zoning Commission January 21, 2015 Page 11 They have cooperated with the community and it has been a great experience. They manage 30 of this type of facility in the State of Illinois which are all managed by the same management company and have had no litigious issues. They appreciate the city’s cooperation on this project. Acting Chairman Thacker closed the public comment portion of the hearing at 8:45 p.m. Commissioner Bromley asked if the full capacity has been reached at Heritage Woods. Mr. Barron stated Heritage Woods is full with a waiting list. It has an affordable component and is the only one in the community that meets that need. It operates predominately for Medicaid patients. Director of Economic Development Martin stated Heritage Woods had an occupancy list that would fill 50% of the facility before it was even built so that puts the need into perspective. Motion by Nadeau, seconded by Bromley, to recommend to the City Council with regard to File No. Z- 848, an application for a Zoning Map Amendment to C-2 Neighborhood Commercial upon annexation to the City of McHenry on the property located at 4605 W. Crystal Lake Rd., currently in unincorporated McHenry County as presented by applicant White Oaks of McHenry, LLC, be granted and that Table 33 (Zoning Map Amendments) of the Zoning Ordinance has been met. Voting Aye: Bromley, Doherty, Nadeau, Sobotta, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Strach. Motion carried 5-0; and Motion by Nadeau, seconded by Doherty, to recommend to the City Council with regard to File No. Z- 848, an application for a Conditional Use Permit to allow an Institutional use; and any other variances required to allow the construction of a memory care facility on the property located at 4605 W. Crystal Lake Rd., currently in unincorporated McHenry County as presented by applicant White Oaks of McHenry, LLC, subject to the following conditions, as amended: • Compliance with comments by the City Engineer; • A truck turning detail should be added to the plan, submitted as part of engineering and building permit review, to ensure fire trucks will be capable of turning around at the hammer head at the east end of the building; • Plat of easement shall be prepared and submitted by developer to encompass the public water main, hydrants and other water-related appurtenances, blanket easement for stormwater management (detention area) and blanket cross access easement for vehicular traffic from north and south should also be included on plat of easement; Plat shall be recorded prior to issuance of building permit on subject property; • Plat of dedication shall be prepared and submitted for right-of-way dedication along Crystal Lake Road to mirror roadway dedication of property to south and to accommodate north-south sidewalk on Crystal Lake Road along subject property and for extension of right-hand turn lane into subject property; Plat shall be recorded prior to issuance of building permit on subject property; Planning and Zoning Commission January 21, 2015 Page 12 • Conversion of full access from Crystal Lake Road to Heritage Woods site to right-in/right-out only, in addition to the paving of the 25’ wide driveway (form Heritage Woods site) to facilitate interconnection with subject property shall be done contemporaneously with off-site roadway improvements to Crystal Lake Road, construction of full access onto Crystal Lake from subject property and realignment of traffic signal; all aforementioned improvements shall be completed prior to issuance of certificate of occupancy on subject property; • A tree survey shall be submitted, as part of engineering and building permit review, prior to removal of any trees on-site; • Landmark Commission approval shall be required prior to demolition of any structures on subject property; • Privately-maintained sidewalk extensions shall be installed from subject property to Crystal Lake Road on each side of the proposed driveway on the subject property; extensions would be perpendicular to the sidewalk along Crystal Lake Road for people desiring to cross Crystal Lake Road at its intersection with Royal Drive; improvements shall be completed prior to issuance of a certificate of occupancy on the subject property. • Subject property is developed in substantial conformance with the architectural rendering prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 consisting of one page; site plan prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 with a latest revision date of January 8, 2015 consisting of one page; landscape plan prepared by Laflin Design Group dated October 31, 2014 and an issue date of January 8, 2015 consisting of two pages and building elevations prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 with a latest revision date of October 24, 2014 consisting of two pages; • Successful negotiation and approval by the City Council of an annexation agreement with the City of McHenry (addressing such issues as off-site road improvements, traffic signal relocation, etc.); • Any Variances required to allow the construction of a memory care facility which will provide twenty-four hour care for individuals with Alzheimer’s or Dementia. Be granted, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Bromley, Doherty, Nadeau, Sobotta, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Strach. Motion carried 5-0. Acting Chairman Thacker closed the Public Hearing regarding File No. Z-848 at 8:50 p.m. Staff Report The next meeting of the Planning and Zoning Commission will be Wednesday February 18, 2015. There are no formal submittals as of this date. Planning and Zoning Commission January 21, 2015 Page 13 Adjournment Motion by Nadeau, seconded by Doherty, to adjourn the meeting at 9:00 p.m. Voting Aye: Bromley, Nadeau, Doherty, Sobotta and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Strach. Motion carried 5-0. The meeting was adjourned at 9:00 p.m. Respectfully submitted, _____________________________________ Dorothy M. Wolf, Planning & Zoning Secretary City of McHenry